908 E Ct · Paragould, AR 72450

$45,900

3 bd · 1.0 ba · 760 sqft · SingleFamily public records · 682 Days on market

0.30 ac lot $60/sqft · 31% below area Est $66k · 31% under ↓ 8% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3br 1 bath home, window a/c, space heater-gas, has mobil home on lot also, 2br 1 bath, also has another lot that goes with property. all for one price.

Key facts

• Space heater-gas
• Window a/c
• Detached

Tags

• DETACHED
• WINDOW A/C
• SPACE HEATER-GAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 4.5% in Paragould — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#159 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Paragould School District (town): math 35% / reading 34% proficiency, ranked #124 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 187 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $317 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Greene County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 682 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 682 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (median comp): $66,357
• List price: $45,900
• Delta: -30.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N 4th Ave	0.45mi	3/1.0	784 (+3%)	7mo	$120,000	$153	68
205 N 4th Ave	0.43mi	2/1.0 (-1)	832 (+10%)	5mo	$76,500	$92	54
412 E Poplar St	0.41mi	2/1.0 (-1)	860 (+13%)	1mo	$46,500	$54	53
435 E Main St	0.36mi	2/1.0 (-1)	869 (+14%)	23mo	$134,000	$154	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-4,255
• Equity at exit: $6,844

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $1,096
• Equity at exit: $3,969

Cash invested: $12,852 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72450

• Home prices YoY: -8.9%
• Active inventory: 187
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $951 high
• Mortgage (P&I): −$241
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $46

Break-even live

Break-even rent $893

Max offer price $45,900

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 E Lake St Paragould, AR	3.0	1.0	1088	$695	$0.64	43d	1	0.27mi
800 S 3rd Ave Paragould, AR	2.0	1.0	875	$900	$1.03	43d	1	0.71mi
700 S 4th St Unit 1 Paragould, AR	2.0	1.0	942	$725	$0.77	43d	1	0.93mi
405 N 7th St Unit 415 Paragould, AR	2.0	1.0	800	$940	$1.18	43d	1	1.09mi
603 Wirt St Apt 1 Paragould, AR	2.0	1.0	840	$725	$0.86	43d	1	1.42mi
605 Wirt St Apt 8 Paragould, AR	2.0	1.0	840	$725	$0.86	43d	1	1.43mi
1204 S 8th St Unit 2 Paragould, AR	2.0	1.0	979	$950	$0.97	43d	1	1.44mi
804 Ada St Unit 3 Paragould, AR	2.0	1.0	1059	$950	$0.90	43d	1	1.47mi
812 Ada St Unit 3 Paragould, AR	2.0	1.0	975	$950	$0.97	43d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $45,900 Active 682 DOM
2. 2026-06-18
   days on market $45,900 Active 681 DOM
3. 2026-06-17
   days on market $45,900 Active 680 DOM
4. 2026-06-16
   days on market $45,900 Active 679 DOM
5. 2026-06-15
   days on market $45,900 Active 678 DOM
6. 2026-06-14
   days on market $45,900 Active 676 DOM
7. 2026-06-12
   days on market $45,900 Active 675 DOM
8. 2026-06-09
   days on market $45,900 Active 672 DOM
9. 2026-06-08
   days on market $45,900 Active 671 DOM
10. 2026-06-07
    days on market $45,900 Active 670 DOM
11. 2026-06-05
    days on market $45,900 Active 667 DOM
12. 2026-06-03
    days on market $45,900 Active 666 DOM
13. 2026-06-02
    days on market $45,900 Active 665 DOM
14. 2026-06-01
    days on market $45,900 Active 664 DOM
15. 2026-05-31
    days on market $45,900 Active 663 DOM
16. 2026-05-30
    days on market $45,900 Active 662 DOM
17. 2026-02-03
    price $45,900 151-char remark

    Show marketing remark (151 chars)

    3br 1 bath home, window a/c, space heater-gas, has mobil home on lot also, 2br 1 bath, also has another lot that goes with property. all for one price.

18. 2024-08-05
    listed $49,900 New Listing 151-char remark

    Show marketing remark (151 chars)

    3br 1 bath home, window a/c, space heater-gas, has mobil home on lot also, 2br 1 bath, also has another lot that goes with property. all for one price.

19. 2022-10-27
    historical
20. 2022-04-26
    listed $49,900 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $230 · $19/mo
• Projected year-2 tax: $294 · $24/mo
• Expected delta: +$64/yr (+$5/mo · 27.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,415
• − Mortgage interest: −$2,571
• − Property taxes: −$230
• − Insurance: −$5,348
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$1,335
• Taxable income: $105
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $527/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Paragould School District
• NCES district ID: 0500017
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $36,644
• Composite: 28.67/100
• National rank: #6696
• State rank: #124 of 238 in AR

Livability — Paragould

• Score: 65/100
• State rank: #159
• US rank: #13582

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paragould, AR
• County: Greene County · 40,807 people
• City population: 40,807
• Metro: Paragould, AR
• Population (ZIP): 40,807
• Household income: $57,725
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1297.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 48,533 people
• By 2030: 50,640 · +4.3%
• By 2040: 54,795 · +12.9%
• By 2050: 58,486 · +20.5%
• By 2075: 66,056 · +36.1%
• By 2100: 67,684 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+61.2) · D 18.6% · R 79.8% · Other 1.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -29.7pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+59.7 2016: R+53.0 2012: R+36.9 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.15%
• Current HPI: 236.1404
• Rent YoY: —
• Metro: Paragould, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

-8.0% since first listed

4 events — show timeline

• 2026-02-03 Price Changed $45,900 CARMLS
• 2024-08-05 Listed $49,900 CARMLS
• 2022-10-27 Listing Removed — CARMLS
• 2022-04-26 Listed $49,900 CARMLS

Property tax history

+0.7%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.